Free Guide · First-Time Buyers
Buying your first home
doesn't have to feel
this overwhelming.
The buying process has more steps than anyone tells you upfront. This guide covers all of them — in plain language, from pre-approval through closing day.
Quick Answer
Buying your first home in San Antonio is an 8-step process: consultation, pre-approval, home search, offer, inspections and option period, appraisal and financing, final walkthrough, and closing day. This free guide explains every step in plain language — including what closing costs look like in Texas, down payment assistance programs available in San Antonio (HIP and TSAHC) and in eligible suburban areas (USDA), and how the Texas Option Period protects you during inspections. Written by Tiffany Reed, REALTOR® and MRP in San Antonio.
Down payment assistance programs: verify current availability, eligibility, and funding directly with each program before applying — details are subject to change. Last reviewed: May 2026.
Key Takeaways
What to know before
you start your search.
- FHA loans require as little as 3.5% down for borrowers with qualifying credit scores — no 20% down payment required. (Source: HUD.gov)
- VA loans require no down payment for eligible active duty service members, veterans, and surviving spouses. (Source: VA.gov)
- The Texas Option Period allows buyers to terminate a purchase contract for any reason during a negotiated window, receiving their earnest money back — a buyer protection that is unique to Texas real estate. (Source: Texas REALTORS)
- The City of San Antonio's Homeownership Incentive Program (HIP) provides down payment assistance for qualifying buyers — verify current availability and eligibility at sanantonio.gov.
- Texas State Affordable Housing Corporation (TSAHC) offers down payment and closing cost assistance for qualifying buyers statewide — verify current programs at tsahc.org.
- Texas voters approved Proposition 13 in November 2025, raising the school district homestead exemption to $140,000 — new homeowners must file with the county appraisal district by April 30 of the year following purchase. (Source: Texas Comptroller)
- Sellers in San Antonio typically expect a pre-approval letter before considering an offer — getting pre-approved first also establishes your real budget before you begin your search. (Source: Texas REALTORS)
About This Guide
The guide I wish someone
had handed me first.
First-time buyers ask me the same questions over and over — not because they're unprepared, but because nobody explained this stuff clearly before they started. The process is full of terms nobody defines, costs nobody mentions upfront, and decisions nobody walks you through before you're already in them.
This guide changes that. When you're ready to talk through your specific situation, the buyer's page walks through what working with me looks like, and you can reach out directly any time — no pressure, no timeline.
What's Inside
The full process,
explained step by step.
- The full buying process — all 8 steps explained in plain language, so nothing catches you off guard
- How pre-approval actually works and what questions to ask a lender before you choose one
- The Texas Option Period — what it is, what it does, and why it protects you during inspections
- What closing costs actually look like in San Antonio — typical ranges, what they cover, and how to plan for them
- Down payment assistance programs available in San Antonio and the surrounding area — HIP, TSAHC, and USDA for eligible locations — who may qualify and how to verify current availability
- The questions first-time buyers are afraid to ask — answered directly, without judgment
Ready for the full guide?
Send Me the Free Guide →Common Questions
What first-time buyers ask
before they reach out.
Do I need 20% down to buy a home in San Antonio?
No — and this is one of the most common misconceptions that stops first-time buyers before they even start. Conventional loans can go as low as 3% down for qualifying buyers. FHA loans require 3.5% for borrowers with qualifying credit scores. VA loans require no down payment for eligible buyers. There are also down payment assistance programs in San Antonio — including HIP through the City of San Antonio and TSAHC programs — that can cover part or all of the down payment for qualifying buyers. Verify current eligibility and availability directly with each program before applying, as details change. The guide covers each option with eligibility details. (Sources: HUD.gov, VA.gov)
How long does it take to buy a home in San Antonio?
Once you're under contract, most transactions close in 30–45 days. The search phase varies — some buyers find their home in two weeks, others take two months. A lot depends on your clarity on what you want, your price range, and how active the market is in your target neighborhoods. The best thing you can do is start the conversation before you're ready to buy — that prep time makes the actual search much faster.
What is the Texas Option Period and why does it matter?
The Texas Option Period is a negotiated window — typically several days after your offer is accepted — during which you can terminate the contract for any reason and receive your earnest money back. You pay a small, separate option fee to the seller for this right; that fee is not returned if you terminate, but your earnest money deposit is. This is your protection window for inspections. If the inspection reveals problems you're not comfortable with, you can walk away without losing your earnest money deposit. This unrestricted termination right is a uniquely Texas-friendly buyer protection and one of the most important parts of the contract to understand before you make an offer. (Source: Texas REALTORS)
When should I get pre-approved — before or after I find a home?
Before. Always before. Sellers in San Antonio rarely consider an offer without a pre-approval letter — and in an active market, homes can go under contract within days of listing. Getting pre-approved first also tells you your actual budget so you're looking at the right homes, not falling in love with something outside your range. I recommend reaching out to me before the lender so I can walk you through what questions to ask and what to look for in a pre-approval.
What are closing costs in San Antonio and who pays them?
Closing costs in Texas typically run 2–3% of the purchase price for buyers and cover title insurance, lender fees, prepaid taxes and insurance, and related transaction expenses. These are separate from your down payment. First-time buyers are often surprised by these costs — I walk every buyer through a realistic estimate early in the process so there are no surprises at the closing table. In some cases, you can negotiate seller concessions to offset closing costs. The guide covers what's standard and what's negotiable. (Source: Texas REALTORS)
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Tiffany Reed, REALTOR® | MRP | License #786707 | Real Broker LLC | (919) 800-9870 | tiffany@tiffanyreedtx.com | tiffanyreedtx.com